Comparative Market Analysis
26 Lennox Court
Regency at Holmdel · Holmdel · New Jersey · 07733
Overview
Subject Property
Market Data · Sold
Closed Sales
Four closed sales in Regency at Holmdel between March and August 2026, all cash. These are actual sale prices, and they are the only properties used to derive the valuation. Jamie Kline of ProLegacy Realty was directly involved in two of them: listing agent on Comp 1 (1 Lennox Ct) and buyer’s agent on Comp 4 (23 Stratford Ln #483).
Current Competition
Active Listing
One active listing in the community. An asking price is not a sale price, so this home is shown for context only and is not included in the appreciation analysis or the adjusted valuation.
Side by Side
Comps at a Glance
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| Property | Date | Price | $ / SF | Sq Ft | Baths | Basement | Built | DOM | % of List |
|---|---|---|---|---|---|---|---|---|---|
| 26 Lennox CtSubject · midpoint est. | Nov 2026 | $1,565,000 | $440 | 3,555 | 4 | Finished | 2019 | — | — |
| Closed Sales — used in the valuation | |||||||||
| 1 Lennox CtProLegacy · listing agent | 7/22/2026 | $1,550,000 | $457 | 3,395 | 2F / 2H | Finished | 2018 | 61 | 100.0% |
| 10 Greylynne CtClosed | 6/30/2026 | $1,400,000 | $397 | 3,523 | 3F / 1H | Part. Finished | 2019 | 8 | 101.5% |
| 31 Langton DrClosed | 8/10/2026 | $1,429,000 | $433 | 3,304 | 3F / 1H | Unfinished | 2017 | 22 | 100.0% |
| 23 Stratford Ln #483ProLegacy · buyer’s agent | 3/19/2026 | $1,500,000 | $442 | 3,396 | 3F | Finished | 2020 | 1 | 98.4% |
| Closed averagefour sales | — | $1,469,750 | $432 | 3,405 | — | — | — | 23 | 100.0% |
| Active Listing — asking price only, not used in the valuation | |||||||||
| 21 Jansky DrActive · date listed | 10/29/2026 | $1,550,000 | $436 | 3,555 | 2F / 1H | Unfinished | 2021 | 5 | — |
All six homes have 3 bedrooms and are attached homes in Regency at Holmdel. Prices, dates, square footage and days on market are as printed on each MLS sheet. The subject’s figures (including its bath count) are from the municipal tax record, and its row shows the CMA midpoint for comparison only. F = full bath, H = half bath. % of List = sold price ÷ list price.
Time Adjustment
Market Appreciation Analysis
Appreciation rate applied: ~0.5% per month, measured from each closing date to November 6, 2026, and applied to the four closed sales only (the active listing is excluded). Average of the four adjusted sales: ~$1,503,000. All adjustments are analytical estimates only.
Analysis
Adjusted Valuation
| Base value — appreciation-adjusted average of the four closed sales | ~$1,503,000 |
| Living area — subject 3,555 sf vs. 3,405 sf closed-comp average (+150 sf at ~$200/sf) | +$30,000 |
| Basement finish — subject has 1,987 sf finished; Comp 3 is unfinished (+$60,000), Comp 2 partially finished (+$30,000), Comps 1 & 4 finished ($0); averaged across the four | +$22,500 |
| End-unit position — subject is an end unit; Comp 2 is an interior unit (+$30,000), Comps 1, 3 & 4 are end units ($0); averaged across the four | +$7,500 |
| Bathrooms — subject shows 4 baths on the tax record vs. 3–3.5 in the comps; held even until the count is verified | — |
| Condition & upgrades — no adjustment; assumes move-in condition comparable to the sold comps (Comp 4 carried premium upgrades) | — |
| Active listing check — 21 Jansky Dr (same 3,555 sf footprint, unfinished basement, 2.5 baths) asks $1,550,000; excluded from the value because it is an asking price | — |
| Indicated value after adjustments | ~$1,563,000 |
| Estimated Market Value Range | $1,530,000 – $1,600,000 |
Qualifications
Notes & Considerations
Three of Four Closed Sales Met or Beat Asking Price
Comp 1 sold at its full $1,550,000 ask and Comp 3 at its full $1,429,000 ask. Comp 2 sold $21,000 over its $1,379,000 ask after only 8 days. Comp 4 closed $25,000 under ask but went under agreement on its first day on market. Across the four sales the average sale-to-list ratio was 100.0% and the average time on market was 23 days. All four were cash transactions in an age-restricted (55+) community. The takeaway is that Regency buyers pay full value for homes priced correctly and reward sharp pricing with speed, but they do not chase stretch pricing. That is why the suggested list price sits close to the CMA midpoint rather than at the top of the range.
The Active Listing Is Competition, Not a Comparable Sale
21 Jansky Drive is asking $1,550,000 and has been on the market for only 5 days (showings began October 31, 2026), so it has produced no sale evidence. It is the same expanded 3,555 sf end-unit footprint as the subject, built in 2021, with an upgraded kitchen, a sunroom and conservation-land privacy, but it has an unfinished basement and 2.5 baths. Buyers will cross-shop the two homes. The subject’s finished lower level supports a modest premium, not a large one. If 21 Jansky draws a quick contract near its ask, that supports the upper half of the range; if it lingers, the subject should be positioned in the lower half to stay ahead of it.
The Finished Basement Is the Subject’s Biggest Advantage
The tax record shows 1,987 sf of finished space in the subject’s 2,208 sf basement. Comp 3 and the active listing have unfinished basements and Comp 2 is only partially finished, while the two finished-basement homes (Comps 1 and 4) produced the highest adjusted values in the set (~$1,577,000 and ~$1,557,000). The $22,500 basement adjustment in this analysis reflects that gap on average. Photographing and describing the lower level clearly, including ceiling height, layout and finishes, will help buyers see the value. The quality of the finish should be confirmed on the walk-through.
Verify Before Launch — Subject Details Come From the Tax Record
The subject’s facts in this report come from the municipal tax record; no MLS sheet was available for 26 Lennox Court. The bathroom count (4), room count and finished-basement square footage should be confirmed at the walk-through. The HOA fee should be verified as well: current MOREMLS sheets show $705/month for Regency at Holmdel, while the February 2026 Bright MLS listing for Comp 4 showed $645/month. The tax treatment should be confirmed too, since the MLS remarks for Comp 2 and the active listing reference a PILOT program. The range assumes move-in condition comparable to the sold comps; documented upgrades (as in Comp 4) could support the top of the range or higher, while deferred maintenance would pull it down.
This Comparative Market Analysis is prepared for informational purposes and reflects market data available as of November 2026. Market conditions change and individual property features may affect final value. This analysis does not constitute a formal appraisal. All appreciation estimates are based on general market trends and are not guaranteed. Information sourced from MOREMLS, Bright MLS and Monmouth County tax records. © 2026 ProLegacy Realty LLC · Jamie Martin Kline · Lic# 1647030
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